22 May 2025 · Planning Committee
Ballachrink Farm, Brack A Broom Lane, Poortown, Peel, Isle Of Man, IM5 2ap
The proposal involves constructing a 178.38sqm barn/stables (7.3m ridge height) with Manx stone gable, a 20m x 9.6m glasshouse (4.9m tall), and a 20.1m x 9.14m polytunnel (4.4m tall) on part of fields at Ballachrink Farm, screened by mature trees and hedgerows.
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The officer concluded the development is acceptable as it aligns with Business Policy 1 by supporting rural economic diversification through sustainable agricultural and horticultural practices on a 4…
Business Policy 1
Encourages growth of employment opportunities provided proposals comply with the Plan. Officer assessed the proposal supports rural economic diversification via sustainable agriculture/horticulture on 40-acre farm producing niche crops.
General Policy 2
General development considerations including design, amenity, access. Officer found siting, scale, design adhere without detracting from countryside character or amenities, with safe access.
General Policy 3
Exceptions to development in countryside for essential agricultural/horticultural purposes. Officer confirmed proven need justifies exception, with structures removable if use ceases.
Environment Policy 1
Protection of countryside and ecology. Officer noted screening, careful siting, and mitigation ensure no adverse impact on rural character or habitats.
Environment Policy 4
Protects biodiversity. Officer required conditions for bats, lighting, bird strikes to safeguard wildlife.
Environment Policy 15
Agricultural buildings require proven need, sympathetic siting/scale. Officer accepted evidence of equipment storage need on least productive land near existing buildings.
Environment Policy 17 - permits development related to nurseries and market gardens
Horticultural developments must harmonize with landscape. Officer found polytunnel/glasshouse proportionate, screened, on non-permanent basis.
Environment Policy 19
Equestrian development preserving amenity, land, highways. Officer noted private use only suits lane, supports diversification.
Environment Policy 21
Stabling avoiding harm to countryside character. Officer found lower stable roof, stone gable integrate with existing barn.
Transport Policy 4
Highway safety. DOI Highways no objection for private use; minimal traffic expected.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
No retail sales
No retail sales shall take place from any of the buildings hereby approved.
Removal if use ceases
The building/structures hereby approved shall be removed and the ground restored to its former condition in the event that they are no longer used or required for agricultural or horticultural purposes.
Agricultural/horticultural/equestrian use only
The building/structures may only be used for horticultural, agricultural or equestrian purposes.
Private stables use only
The stables shall be for private use only and not for any commercial or private livery use.
Bat roost assessment
Prior to the removal of any tree on site, a Bat Roost Assessment shall be undertaken by a suitably qualified ecologist to determine the presence of bat roosts or potential roost features. The findings, including any required mitigation measures, shall be submitted to and approved in writing by the Department. The development shall be carried out strictly in accordance with the Roost Assessment.
Lighting scheme
Prior to the installation of any lighting within or associated with the glasshouse, a detailed lighting scheme shall be submitted to and approved in writing by the Department. The scheme must be designed in accordance with the recommendations of the BCT and ILP Guidance Note 8: Bats and Artificial Lighting (12th September 2018) to minimize disruption to nocturnal wildlife. The lighting details shall include detailed drawings of the proposed lighting columns and fittings, information about the levels of luminance and daily duration and any measures for mitigating the effects of light pollution. The development shall not be carried out other than in accordance with the approved scheme.
Tree planting
No later than the first planting season following the buildings hereby approved being brought into use, all tree planting associated with the development shall be carried out in strict accordance with the approved landscape drawing. Any alterations to the species, location, or planting arrangement must be submitted to and approved in writing by the Department prior to implementation. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
Tree protection measures
All tree protection measures associated with the development shall be carried out in strict accordance with the approved Wilson Tree Care Ltd Arboricultural Impact Assessment (AIA) - BS 5837, specifically within Section 5: Arboricultural Impacts, and the Tree Protection Plan (TPP) Drawing No. 5112-WTC-TPP-V1. Within the Construction Exclusion Zones identified on Drawing No. 5112-WTC-TPP-V1, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit.
Bird strike prevention
The installation of the glasshouse glazing must be installed with methods for the prevention of bird strike which may include etching, decals or ultraviolet coatings prior to the building being brought into use and shall be retained as such thereafter.
No objection, no significant negative impact on highway safety provided restricted to private use
No objections subject to conditions on bats, lighting, bird/bat strikes, tree checks and planting
Neighbouring landowner from Ballacooil Cottage/Brack-a-Broom Farm strongly objects to the development due to traffic damage to verges/hedges, tree removal, light pollution, landscape impact, and lack of agricultural justification; DEFA Ecosystem Policy Officer raises no objection…
Key concern: access via unsuitable narrow single-track lane causing damage to fragile hedges/verges from increased commercial traffic
Brack-a-Broom Farm / Ballacooil Cottage
Objection"please find herewith my objection to the above-referenced planning application"; "I strongly object to this planning application"; "the proposal is contrary to Environment Policy 17 a), b) and c)"; "no need has been established in this application, it is therefore contrary to Environment Policy 15"
Conditions requested: independent assessment of traffic impact on lane, hedges and verges; independent tree assessment for ecology and landscape contribution; preliminary ecological appraisal and protected species surveys (bats, birds, fungi) before determination; clarification and impact assessment of artificial lighting if used; updated site plan showing tracks, construction material and hardstanding; explicit statement in decision that new barn cannot be converted to residential accommodation
DEFA Ecosystem Policy Officer
Conditional No Objection"No objection subject to condition"; "thorough checks for bats take place prior to felling... Should bats be found then the felling must stop and advice be obtained from the Ecosystem Policy Team"
Conditions requested: No external lighting or lighting inside the glass house to be installed unless a sensitive lighting plan, following best practise as detailed in the Bat Conservation Trust and Institute of Lighting Professionals Guidance Note 8/23 on Bats and Artificial Lighting (2023), has been submitted to Planning and approved in writing; No works to commence unless a plan detailing the measures that are to be put in place to prevent bird and bat strikes on the glass house, is submitted to Planning and approved in writing. Measures could include use of etching, ultraviolet coatings or decals; New tree planting to be undertaken as per the Landscape Details drawing (Drg No. 23 1739 01 Rev A)
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Precedent Value
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